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South Florida Condo Fee Index · development report · as of October 18, 2026 · Sunny Isles Beach, Miami-Dade County

Porto Bellagio, Sunny Isles Beach: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 36 active Porto Bellagio listings with a usable fee is $958, 35% below the Sunny Isles Beach condo median of $1,476. 37 Porto Bellagio condominiums are listed for sale in Sunny Isles Beach, and 3 more are under contract. 18 of 37 active listings have recorded current asking price below original (48.6%).

Over the twelve months October 2025 to September 2026, 15 Porto Bellagio condos closed at a median $415,000, a median 11% under their original asking price.

Key takeaways

  • Median listed association fee in Porto Bellagio: $958/mo across 36 active listings with a usable fee, 35% below the Sunny Isles Beach condo median of $1,476.
  • 15 Porto Bellagio condos closed October 2025 to September 2026 at a median $415,000, 88.9% of original asking price.
  • 37 Porto Bellagio condos are for sale as of October 18, 2026 at a median asking price of $530,000; 18 of 37 show a current asking price below original (48.6%).
  • 29.6 months of supply at the current sales pace (37 for sale against 1.3 sales a month).

The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Median condo fee / month$958Sunny Isles Beach condos $1,476; 36 listings state a fee
Condos sold: median price, 12 months$415K15 closings October–September 2026; $425 per sq ft
Median condo asking price$530K37 for sale; $484 per sq ft
Recorded below original asking48.6%18 of 37 active records; median reduction $45,000; separate median 8.2% among those 18
Months of supply29.637 for sale ÷ 1.3 sales a month
Built2003median year built across listings

For Porto Bellagio owners

Own a condo in Porto Bellagio? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Porto Bellagio condos see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Porto Bellagio already accounted for.

48.6% of active condo listings in Porto Bellagio, Sunny Isles Beach have a recorded asking price below their original list price. For fee comparisons, Porto Bellagio, Sunny Isles Beach has 36 active listings with a usable listed monthly-equivalent fee, as of October 18, 2026; this community sample is not percentile-trimmed.

The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your Porto Bellagio condo, with the reasoning, before it goes live.

No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.

48.6%Recorded below original
51.4%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
37 condos for sale in Porto Bellagio, Sunny Isles Beach. Source: BeachesMLS, as of October 18, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. Small sample: 30–39 listings; read with caution.

Request a pricing opinion for your property

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Porto Bellagio? Email me when a new Porto Bellagio unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $530,000 while the last twelve months of sales closed at a median $415,000, 88.9% of the original asking price. That gap, plus 37 competing units and 29.6 months of supply at the current sales pace, is the pricing reality a Porto Bellagio seller starts from; the listed fee median of $958/mo among 36 active records with a usable fee is a comparison point, not a quote for a specific unit. Confirm its actual fee and coverage with the association.

The story for media: "15 condominiums in Porto Bellagio, Sunny Isles Beach, sold between October 2025 and September 2026 at a median price of $415,000, or 88.9% of their original asking price, while 37 remain for sale; the median listed monthly-equivalent association fee is $958 among 36 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What condos actually sold in Porto Bellagio, month by month

15 condo closings from October 2025 to September 2026, median $415,000; bars count sales, dots mark the monthly median where three or more closed
30Oct: 2 closedOct2Nov: 0 closedNovDec: 1 closedDec1Jan: 1 closedJan1Feb: 0 closedFebMar: 3 closed, median $345,000Mar3Apr: 0 closedAprMay: 2 closedMay2Jun: 0 closedJunJul: 2 closedJul2Aug: 1 closedAug1Sep: 3 closed, median $380,000Sep3Mar median $345,000Sep median $380,000Monthly median sold price $345K to $380KOctober 2026: 3 reported so far, not charted (closings post with a lag)

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

88.9%of original asking price, median condo sale92.2% of the final asking price
$425condo sold price per square footasking today $484
73recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
46.7%cash salesas recorded in the MLS buyer-financing field
89.9%Sunny Isles Beach condos, sold to original asking679 city closings, same window

Range $285,000 to $580,000. Sold figures cover listings permitted for internet display and closed between October 1, 2025 and September 30, 2026; they are counts and medians, never an opinion of any unit's value.

Where the Porto Bellagio fee sits among Sunny Isles Beach condos

Porto Bellagio median $958/mo against the Sunny Isles Beach middle half ($1,066 to $2,350) and median ($1,476); 22.6% of Sunny Isles Beach condo listings ask less.
Sunny Isles Beach median $1,476Porto Bellagio $958$640$3,525+

Shaded band = 25th to 75th percentile of Sunny Isles Beach condo fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

Inside Porto Bellagio the middle half of fees runs $866 to $1,086 a month ($0.86 per square foot). Units that sold in the last twelve months carried a median fee of $936 at the time of listing.

What the Porto Bellagio fee includes, as entered by listing brokers

  • Water 74.3%
  • Sewer 68.6%
  • Trash 68.6%
  • Grounds 62.9%
  • Common areas 57.1%
  • Security 48.6%
  • Pool 42.9%
  • Structure maintenance 31.4%
  • Building insurance 22.9%
  • Reserve fund 22.9%

Share of the 35 Porto Bellagio listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.

What condos are for sale in Porto Bellagio today

37 condos by size, with the median asking price of each group
1 bed6 for sale · median $334K2 bed22 for sale · median $523K3 bed9 for sale · median $644K

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

7.5%of condos are under contract3 of 40 listings
$45,000median reduction among below-original recordsseparate median reduction 8.2%; both among 18 below-original records
112median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$310K–$899Kcondo asking price rangemedian $530,000

See every Porto Bellagio listing with photos, fees and days on market, or get an email when a new Porto Bellagio unit lists.

10mention a special assessment10 of 37 listings (27%)
0state an age restriction (55+)0 of 37 listings (0%); confirm with the association
0mention a required membership0 of 37 listings (0%)
0mention a land or recreation lease0 of 37 listings (0%)
1mention a milestone inspection or recertification1 of 37 listings (2.7%)

Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.

What the recorded flags mean for a Porto Bellagio buyer

Special assessment mentioned, 10 of 37 listings
A special assessment is a charge on top of the regular fee, adopted by the board for a specific purpose such as a repair, a reserve shortfall or an insurance increase. Ask the association for the adopting resolution, the amount per unit, what it pays for and the payment schedule. Who pays the unpaid balance at closing is negotiable between buyer and seller and should be written into the contract.
Milestone inspection or recertification mentioned, 1 of 37 listings
Florida requires a milestone structural inspection of condominium and cooperative buildings three habitable stories or taller by the end of the year the building reaches 30 years from its certificate of occupancy, and every ten years after; a local building department may require it at 25 years (s. 553.899, F.S.). Associations for those buildings must also complete a structural integrity reserve study at least every ten years (s. 718.112(2)(g), F.S.). Listings in Porto Bellagio report a median year built of 2003. Ask for the Phase 1 inspection report, any Phase 2 report and the reserve study; they tell you whether repairs are identified and how they are funded.

Counts are of the listings for sale whose agent-written public remarks mention each item. They are not a statement about the association and the absence of a mention is not confirmation that none applies. Financing terms and eligibility for a specific unit are decided by the lender and its investor, not by this page. Review the association documents, budget and reserve study with your own advisers before writing an offer.

What do buyers and sellers ask about Porto Bellagio?

What is the condo fee in Porto Bellagio, Sunny Isles Beach?

As of October 18, 2026, the median monthly-equivalent association fee across the 36 Porto Bellagio condominiums for sale that state a fee is $958; the middle half runs $866 to $1,086. That is 35% below the Sunny Isles Beach condo median of $1,476. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

What did condos in Porto Bellagio sell for?

15 Porto Bellagio condominiums closed between October 1, 2025 and September 30, 2026 at a median $415,000 ($425 per square foot), ranging from $285,000 to $580,000. The median sale closed at 88.9% of the original asking price and 92.2% of the final asking price, after a median 73 cumulative days on market. 46.7% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 3 October 2026 closings have been reported so far and are not in the medians.

How many Porto Bellagio condos are for sale, and are prices being cut?

37 Porto Bellagio condominiums are listed as of October 18, 2026, asking from $310,000 to $899,000, median $530,000; 3 more are under contract. 18 of 37 active records have current ListPrice below OriginalListPrice (48.6%). Among those 18 records, median reduction is $45,000 and 8.2%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 112 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 29.6 months; not a sale-time forecast.

Does Porto Bellagio have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 37 Porto Bellagio listings for sale, 10 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.

How is this Porto Bellagio report built and how often is it updated?

Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract condominium listings in Sunny Isles Beach whose subdivision field names Porto Bellagio, plus available closings in the twelve months ending September 30, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Download the Porto Bellagio, Sunny Isles Beach fact sheet (PDF, one page) - fees, closed sales, inventory and nearby distances on one sheet, data as of October 18, 2026. Share it or link to it with attribution to PBP Real Estate.

Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.

Nearby Sunny Isles Beach developments to compare with Porto Bellagio

Straight-line distance from Porto Bellagio; median monthly fee and units on the market from the same daily snapshot.

  • Winston · 0.1 mi · median fee $662/mo · 82 on the market
  • Plaza of Americas · 0.2 mi · median fee $712/mo · 26 on the market
  • Jade Ocean · 0.4 mi · median fee $2,693/mo · 12 on the market
  • Avila · 0.4 mi · median fee $484/mo · 11 on the market
  • Oceanview Building B · 1.4 mi · median fee $899/mo · 22 on the market
  • Arlen House West · 0.9 mi · median fee $1,124/mo · 22 on the market

More live Sunny Isles Beach data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days40.4%437 of 1,082 active Sunny Isles Beach condominiums listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 136 days, n=1,082 nonmissing.See Sunny Isles Beach price cuts →Rentals: annual and season$5,000/momedian asking rent across 739 Sunny Isles Beach lease listings73% are offered furnished; season runs November into late April or early MaySee Sunny Isles Beach rentals →Sunny Isles Beach market report1,098houses and condominiums for sale in Sunny Isles Beach right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Sunny Isles Beach market →

Own a home or condo in Sunny Isles Beach? What is my home worth in Sunny Isles Beach? Current sale prices, houses and condos separate

Method: listings whose MLS subdivision field maps to Porto Bellagio after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Sunny Isles Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of October 18, 2026; closed sales are from a rolling archive and cover October 1, 2025 to September 30, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.

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